The Renters Reform Act is bringing major changes to private renting in England, and students in Lancaster may be wondering what it means for their next tenancy. From 1 May 2026, the way many private rented tenancies work will change, including the end of Section 21 no fault evictions and a move away from fixed term assured shorthold tenancies. The government has published guidance confirming these changes apply to private renting from 1 May 2026.

For students, the main questions are usually simple. Can I still leave? How much notice do I need to give? What happens if one housemate wants to move out? This guide explains the key points in plain English.

What is changing for student tenancies?

One of the biggest changes is that many tenancies will move to periodic agreements. This means tenants are not tied into the same fixed term structure in the way they may have been previously.

The aim is to give tenants more flexibility, while still allowing landlords to regain possession where there is a valid legal ground. For student accommodation, there are also specific rules that may apply where a property is let to full time students.

Can students still be tied into an 11 month tenancy?

Under the new rules, fixed term assured shorthold tenancies are being replaced by periodic tenancies. This means tenants may be able to leave by serving the correct notice rather than being locked into a full fixed term.

This is a major change for students, especially those living in shared houses where plans can change during the year.

How much notice will students need to give?

Students will generally need to give at least two months written notice if they want to leave. Notice should be given clearly in writing, usually by email or letter, and should include the date you want the tenancy to end.

It is important to check how notice affects your own tenancy, especially if you are part of a joint tenancy with other housemates.

What happens if one housemate wants to leave?

This is one of the most important points for student house shares. In a joint tenancy, all tenants are usually responsible together for the rent and tenancy obligations.

If one tenant gives notice, it may bring the tenancy to an end for everyone unless the remaining tenants and landlord agree a new arrangement. In some cases, a replacement tenant may be needed and a Deed of Assignment may be used to transfer responsibility to the new tenant.

This is why communication between housemates is so important before anyone serves notice.

What is Ground 4A?

Ground 4A is a possession ground connected to student accommodation. It can allow landlords to regain possession of certain student properties so they can be re-let to full time students for the next academic year, but only where strict conditions are met.

The government has advised that student landlords have important deadlines around Ground 4A in 2026, including giving written warning to tenants by 31 May where relevant. This is particularly important for landlords managing student HMOs.

Will guarantors still be required?

Yes, guarantors will still usually be required for student tenancies. A guarantor is someone who agrees to cover rent or other tenancy obligations if the tenant cannot.

For many students, this will still be a standard part of the application process. Where a student does not have a suitable personal guarantor, a professional guarantor service may be needed.

Can landlords still increase rent?

Rent increases are expected to be more structured under the new system. In most cases, landlords will only be able to increase rent once per year and the increase should be in line with market rent.

If a tenant believes a rent increase is unreasonable, they may be able to challenge it through the appropriate process.

What about repairs and property condition?

Tenants still have the right to report repairs and safety concerns. This includes issues such as damp, mould, leaks, heating failures, pest problems and electrical concerns.

Landlords remain responsible for keeping the property safe and maintaining essential services. At Mighty Student Living, repairs should be reported through Fixflo so they can be reviewed and dealt with properly.

Read the full student tenancy guide

We have created a full Renters Reform Act guide with frequently asked questions for students and landlords.

Read our full Renters Reform Act student tenancy guide

Need advice about student accommodation in Lancaster?

If you are unsure how the changes affect your current tenancy, future tenancy or student property, our team is here to help.

You can also browse current student accommodation here:

Student houses in Lancaster

Studios in Lancaster

Frequently asked questions

When does the Renters Reform Act start?
The government has confirmed that the Renters Rights Act changes how landlords let private properties from 1 May 2026.

Will student tenancies be periodic?
Many student tenancies will move to periodic arrangements, although specific student possession rules may apply in certain circumstances.

Can one housemate end the tenancy for everyone?
In a joint tenancy, notice from one tenant may affect the whole tenancy, so students should seek advice before serving notice.

Do I still need a guarantor?
Yes, most student tenants will still need a guarantor or a professional guarantor service.